Switching property managers in Arizona is mostly paperwork and timing. You give notice under your current agreement’s cancellation terms, and your tenant’s lease stays in force. Arizona law (A.R.S. 32-2173) then requires the outgoing broker to promptly turn over the leases, keys and property records. It must provide a list of tenant security deposit obligations within 5 days, return the remaining funds within 35 days, and deliver a final accounting and bank reconciliation within 75 days. The new manager then notifies the tenant in writing and takes over rent collection. Here is what to expect, step by step.

Updated October 2026.

Signs it may be time to switch

Owners usually switch for a handful of reasons:

• Statements are late, unclear or don’t reconcile.
• Rent deposits arrive late or unpredictably.
• Repair bills seem high and nobody explains them.
• Calls and emails go unanswered.
• Vacancies drag on, or turnover is frequent.
• Fees keep appearing that you didn’t expect.

If any of these sound familiar, start by rereading your management agreement.

Step 1: Read your current agreement

Arizona requires every property management agreement to include a start and end date, cancellation provisions both parties accepted, how tenant deposits and other funds are handled, and the compensation terms (A.R.S. 32-2173). Look for:

• Term and renewal. If the agreement renews automatically, the broker must send a reminder at least 30 days before renewal.
• Notice period. How many days of written notice you must give.
• Cancellation fee. The law allows reasonable liquidated damages or cancellation fees if the agreement includes them.
• Tenant-placement terms. Some agreements address fees if you keep a tenant the manager placed.

Know these costs before you give notice, so the switch doesn’t bring surprises.

Step 2: Choose the new manager before you cancel

Line up your new manager first so there is no gap in rent collection or maintenance. Compare the full fee schedule, not just the monthly rate, and ask how they onboard a home that already has a tenant.

Step 3: Give written notice

Send notice the way the agreement requires, and keep a copy. Ask the outgoing manager to confirm the termination date in writing. Your new manager can coordinate the handoff from there.

Step 4: The handoff Arizona law requires

When the agreement ends, A.R.S. 32-2173 requires the outgoing broker to:

• Promptly provide originals or copies of rental documents for current and past tenants, plus building plans, inspection reports, contracts, keys, warranties and other property documents.
• Within 5 days, provide a list of all tenant security deposit obligations.
• Within 35 days, return the remaining funds in your property account, less amounts needed for unpaid obligations from the agreement’s term.
• Within 75 days, provide a final accounts receivable and payable list and a final bank reconciliation.

Make sure the deposit moves with the lease

The tenant’s security deposit is still owed back to the tenant at move-out. Under A.R.S. 33-1321, whoever holds the landlord’s interest when the tenancy ends is bound by the deposit rules. Confirm that the deposit amount on the outgoing list matches the lease, and that the money is transferred to the new manager’s trust account or to you.

Step 5: The tenant is notified

Your tenant’s lease does not change because the manager changed. A.R.S. 33-1322 requires the tenant to have, in writing, the current name and address of the person managing the home and of an owner or agent who accepts legal notices, and that information must be kept current. The new manager sends a welcome letter with:

• The new rent payment method (with Property Plus USA, the Rentvine resident portal)
• How to submit maintenance requests and reach emergency service
• Contact information for the office

Clear communication keeps the tenant paying on time through the change. Retaining a good tenant is worth the effort, as we explain in our tenant retention guide.

Step 6: Onboarding with the new manager

Expect the new manager to:

• Set up your owner account, ACH deposits and owner portal access
• Review the lease, deposit and payment history
• Inspect the home to document its current condition
• Register as your HOA contact if there is an HOA
• Confirm vendor warranties and any open work orders

This isn’t legal advice. If your current manager is unresponsive or withholds records or funds, the Arizona Department of Real Estate regulates brokers, and a real estate attorney can advise you.

Worked example: switching a home with a tenant in place at $2,400 rent

Here is what ongoing management would cost on each Property Plus USA plan for a home already leased at $2,400:

• Basic: $75 a month ($900 a year). One-time $199 file setup. If the tenant renews, $199.
• Traditional: 8% x $2,400 = $192 a month ($2,304 a year). No file setup fee. If the tenant renews, $150.
• Property Plus: 10% x $2,400 = $240 a month ($2,880 a year). No setup or renewal fee.

So a year that includes a renewal costs $900 + $199 + $199 = $1,298 on Basic (with the setup fee), $2,304 + $150 = $2,454 on Traditional, and $2,880 on Property Plus. The $500 leasing fee applies when we place a new tenant.

One note on the Property Plus plan: landlord protection up to $50,000 applies when Property Plus USA places the tenant. For a tenant who was already in place when you switched, ask us how protection would apply after the home is next leased.

How long does switching take?

The notice period in your current agreement sets the pace. After termination, the statute’s 5-, 35- and 75-day deadlines govern the financial handoff. For most owners, the tenant sees a single change in where to pay rent, and the move is complete within a rent cycle or two.

Ready to switch?

Call 480-586-3700 or reach us through the contact page, and we will walk you through the handoff for your home. Compare plans on our pricing page. We take over homes across the Valley, including Avondale and the rest of the West Valley.

Frequently asked questions